My lawyer has discovered a a legal deficiency with the lease for the apartment we are buying in Stilton. The seller’s lawyers have put forward defective title insurance as a solution. We are happy with insurance and will cover the costs. Our property lawyer says that he must be satisfied that the lender is happy with this solution. Are we the client or is the lender?

Regardless of the fact that you have a mortgage offer from the bank does not mean to say that the property will meet their requirements for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook specifications. You and the lender are the client. These conveyancing instructions must be adhered to.

How up to date is your search tool for Stilton conveyancing solicitors on the Clydesdale conveyancing panel? Do Clydesdale send you an updated list?

Stilton conveyancing firms themselves provide us confirmation that they are on the Clydesdale conveyancing panel as opposed to being supplied with a list from Clydesdale directly.

Do commercial conveyancing searches reveal proposed roadworks that may affect a commercial land in Stilton?

Its becoming the norm that commercial conveyancing solicitors in Stilton will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in investigating accurate data on highways that impact buildings and development assets in Stilton. The search result provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Stilton.

For every commercial conveyancing transaction in Stilton it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately may result in delays to Stilton commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not ordered for residential conveyancing in Stilton.

I completed on my house on 1 July and the transaction details is not yet on the land registry website. Need I be worried? My conveyancing solicitor in Stilton expressed confidence that it should be concluded in a couple of weeks. Are transfers in Stilton uniquely lengthy to register?

There is nothing unique about conveyancing in Stilton registration formalities. Rather than based on location, timescales can adjust depending on who lodges the application, whether it is in order and if the Land registry must send notices to any other persons or bodies. As of today roughly 80% of submission are fully addressed within two weeks but occasionally there can be longer delays. Registration occurs after the new owner has moved in to the property so an expedited registration is not typically an essential issue yet if it is urgent that the the registration takes place urgently then you or your conveyancer could communicate with the Registry to express the reasoning for the application to be prioritised.

I'm purchasing a new build house in Stilton with a loan from Nationwide Building Society. The developers refused to reduce the amount so I negotiated £7000 of fixtures and fittings instead. The property agent told me not disclose to my lawyer about the deal as it could impact my loan with Nationwide Building Society. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.